20130103 Wild Rose Yoga 01312013
STAFF REPORT
City of Yelm
Community Development Department
Case Number: 20130103 Wild Rose Yoga
Applicant/Owner: Jessica Caldwell
4933 Churchill Road SE
Tenino, WA 98589
Request: Convert retail space for Yoga instruction and related retail.
Action: Approval of the Site Plan Review
Findings of Fact
Proposal and Site Characteristics
The proposal is to provide space to hold Yoga and other classes, with associated retail,
and possible future expansion to include serving beverage and other food related items.
The property is located at 104 Yelm Avenue E, Tax Parcel # 64400600800, and is
currently vacant. The past use of this building has been retail in nature. The
surrounding properties are developed as other commercial and food and beverage
establishments.
Site Plan Review
The property is identified by the Yelm Comprehensive Plan Map as (CBD) Central
Business District. All commercial uses, including health/exercise clubs, and retail sales
uses are allowed, subject to site plan review approval. Site plan approval is exempt
when there is no expansion of use, no additional tenant, or the use is similar as
classified by the Standard Industrial Code Classification Manual. The Yoga and other
classroom is classified as a service oriented use, and different than the previous retail
use.
A Notice of Application was mailed to local and state agencies and surrounding property
owners on January 14, 2013.
Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to
approve a proposal when the site plan conforms to the standards, provisions and
policies of the City as expressed in its various adopted plans and ordinances.
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development. Concurrency means the facilities
necessary to serve a proposed development are in place or planned for and properly
funded with a reasonable expectation that the facilities will be in place at the time
needed to preserve adopted levels of service.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1)
YMC when the project is within an area approved for sewer pursuant to the adopted
sewer comprehensive plan for the City and improvements necessary to provide City
standard facilities and services are present to meet the needs of the proposed
development.
The proposed site is located in the City’s sewer system service area and is currently
connected to the sewer system. This satisfies the requirement for concurrency with
sewer infrastructure.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2)
YMC when the project is within an area approved for municipal water service pursuant
to the adopted water system plan for the City and improvements necessary to provide
City standard facilities and services are present.
The property is within the water service area as identified in the Yelm Water System
Plan and is currently connected to the City’s water system.
The applicant is responsible for ensuring that the requirements of the adopted Fire
Codes are met through the provision of adequate fire flow, or construction methods that
reduce the required fire flow.
This satisfies the requirement for concurrency with water infrastructure.
Concurrency with transportation infrastructure is achieved pursuant to Section
15.40.020 (5)(c) YMC when the project:
Makes on-site and frontage improvements consistent with City standards and
roads necessary to serve the proposed project consistent with safety and public
interest;
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Makes such off-site facility improvements, not listed on the capital facilities plan,
as are necessary to meet City standards for the safe movement of traffic and
pedestrians attributable to the project;
Makes a contribution to the facilities relating to capacity improvements identified
in the adopted six-year traffic improvement program, in the form of a
transportation facility charge.
Frontage improvements for Yelm Avenue East (SR 507) are currently complete. The
health/exercise with associated retail does not increase vehicular trips at the site, so
there are no additional traffic impacts.
Concurrency with school infrastructure is achieved pursuant to Section 15.40.020 (B)(4)
YMC when the developer provides a letter from the local school district that the school
facilities impacted by the proposed development are present, or are on an approved
and funded plan, to assure that facilities will be available to meet the needs and impacts
of the proposed development.
The proposed development will have no impact on the School system as it will not
increase the number of students within the school district.
Concurrency with Fire Protection is achieved pursuant to Section 15.40.020 (6) YMC
when the developer makes a contribution to the fire protection facilities as identified in
the most current version of the capital facilities plan adopted by the SE Thurston
Regional Fire Authority and endorsed by resolution of the Yelm City Council. The City
Council has waived the fire impact fee by Resolution 533 until the SE Thurston Regional
Fire Authority establishes a region wide impact fee. This fee is subject to change by
City Council resolution and is collected at the time of building permit issuance.
The City will provide police protection, water service, and sewer service. Fire protection
services are provided by SE Thurston Regional Fire Authority.
State Environmental Policy Act
Based on WAC 197-11-800, a Threshold Determination is only required when the
proposal creates 4,000 square feet or 20 or more parking stalls. The proposal will not
require an environmental checklist due to its size and parking requirements.
Critical Areas
All of Yelm is considered a critical aquifer recharge area. Existing development
regulations require the treatment of stormwater prior to infiltration into the ground. The
proposal creates no new impervious surface and will not require any upgrades to the
existing stormwater collection, treatment, and disposal system on the site.
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The City Critical Area Maps indicate that the property is located outside of wetlands,
flood zones, and high ground water buffer areas.
Design Review
The property lies within the (CBD) Central Business District zone and the Old Town
design guideline area. All development on the site is required to meet the City’s design
guidelines for the Old Town district. The guidelines are intended to supplement the
standards in the Zoning Code. Guidelines include provisions, requirements or
considerations that are in addition to the Zoning Code standards. Existing buildings are
exempt from new development design standards. The site is reviewed to assure
existing facilities meet the intent of the design standards.
Street Fronts
The design guidelines require that development must define the street edge with
buildings providing a “pedestrian oriented façade”, landscaping with “pedestrian
oriented space”, provide direct access to the building from the public sidewalk, and
assure that no more than 50% of the street frontage be occupied by parking.
The building is pre-existing and was constructed prior to the establishment of current
development regulations. The building is located adjacent to the street with a public
sidewalk along the entire frontage.
Side and Rear Yards
The design guidelines indicate that service areas and outdoor storage be located away
from neighboring properties to reduce conflicts, and require screening of refuse
containers located behind the building.
The refuse area must be large enough to accommodate a dumpster and recycle bin.
Refuse areas must be screened with an enclosure of a material and design compatible
with the overall architectural theme. For establishments that are able to use standard
residential refuse pick-up, standard cans as opposed to container, must assure that the
garbage cans are stored out of site or screened on non waste pick up days.
Transportation
Yelm is a small compact community most directly affected by two state highways, SR
510 and SR 507, which bisect the community. These state routes are used by local
residents for transportation throughout the City, and for access to commercial and
residential areas throughout the community as well as serving regional traffic.
The updated Transportation element of the Yelm Comprehensive Plan identifies a
number of improvements designed to avoid the need to significantly widen existing
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streets, and particularly Yelm Avenue. New development impacts the transportation
system in Yelm and, unless the improvements identified in the transportation plan are
constructed, the City would need to require developers to pay the cost of internal street
widening.
The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak
trip. The concurrency chapter of the Municipal Code provides a default table that is
used to determine new peak PM trips generated by a proposed use.
When a specific use is not listed in the trip generation rate table, the most similar use is
used. Yoga classes are similar to a health/exercise club which generates less pm peak
hour trips than miscellaneous retail, therefore not creating additional trips.
Water Supply
The City’s Water Comprehensive Plan identifies the property as being within the water
service area. The proposed site is currently connected to the City’s water system.
The State Building Code at Section 19.27.097 RCW requires evidence of water
availability and the issuance of a building permit by the City is the City’s commitment to
serve a proposal with potable water.
The applicant is not proposing to increase the existing facilities; no additional water
connections are required.
The City is dedicated to providing the best quality water possible to its consumers.
Section 246-290-490 WAC, requires that the City take measures to ensure that
contamination does not occur as a result of cross contamination. There is an existing
Reduced Pressure Backflow Assembly located at this site. The applicant shall verify the
assembly is installed per Washington State requirements, and is operational.
Sewer System
The City’s Sewer Comprehensive Plan identifies the property as being within the sewer
service area and the site is currently connected to the City’s STEP sewer system.
The installation of an under counter grease trap was not completed, due to lack of
payment by previous tenant according to plumber responsible for install. There were no
manufacturer specifications, installation manuals etc. available for unit to verify
complete and proper installation according to manufacturer specifications.
Once inspected and approved, the Hydromechanical grease trap will need to be
maintained on a regular basis according to manufacturer’s specifications.
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Stormwater
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards. The City has adopted the 1992
Department of Ecology Stormwater Manual, which requires all development to treat and
control stormwater.
The parking lot is pre-existing and is not proposed to be expanded. There are no
additional impervious surfaces that require storm water treatment.
Parking
The City Development Guidelines, Design Guidelines, and Municipal Code address
parking regulations from many aspects, including, but not limited to the design of lots,
the number of stalls required, pedestrian pathways within lots, site illumination and
safety.
The requirements of off-street parking and loading facilities and their design shall be
regarded as the minimum; however, the owner, developer or operator of the premises
for which the parking facilities are intended shall be responsible for providing adequate
amounts and arrangement of space for the particular premises even though such space
or its arrangement is in excess of the minimum set forth.
The proposal does not include any expansion, simply a new tenant in the existing
space. The Central Business District has on-street parking, and a public parking lot
within a block of this site. Additional parking is not required.
Fire
Fire protection to the buildings shall be provided pursuant to the International Fire Code.
The specific requirements for installation of all fire hydrants, fire sprinklers, and fire
lanes were determined at the tenant improvement permit approval.
The International Building Code (IBC) provides occupancy ratings for different types of
uses. The fire coverage and sprinkler system for the proposed use must meet
International Building Code requirements.
Landscaping
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
of the City.
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The site is located within the Central Business District, with the building fronting the
public sidewalk, an alley in the rear, and common walls with the adjoining buildings, no
landscaping is required.
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
B. The applicant has established that the request for site plan review approval
satisfies all criteria set forth in Section 17.84.020(C) YMC, meets all
requirements of the Central Business District (CBD) zoning classification, and
meets all other requirements of the Yelm Municipal Code.
1. All conditions for cross connection control as required in Section 246-290-
490 WAC shall be met prior to issuance of a certificate of occupancy.
2. Prior to serving beverage and other food related Items, the installation of
the Hydromechanical grease trap will need to be completed, inspected
and approved.
C. The Site Plan is valid for eighteen (18) months from the date of this approval.
The applicant may request a six-month extension on the approval, if the request
is made in writing prior to the expiration date of this approval. If you need
additional information or assistance, please call the Community Development
Department at (360) 458-3835.
Decision
The request for site plan review approval is hereby granted.
st
APPROVED this 31 day of January, 2013
Grant Beck, Director of Community Development
Site Plan Review Committee
Appeal
Site Plan Approval is a Type II Administrative land use approval. An appeal of this
decision can be filed within 14 days from the date of this approval, pursuant to YMC,
Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing,
contain specific factual objections, and include the appeal fee of $50.00.
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